121 Twin View Ln · Princeton, TX 75407

$76,900

4 bd · 3.0 ba · 1,292 sqft · Manufactured · 100 Days on market

Built 2021 Good condition $60/sqft · 73% below area ↓ 6% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home does NOT include the land. Land lease is approx. $500 a month and includes lot lease, sewer and water depending on usage. Discover this 4-bedroom, 3-bath mobile home, built in 2021, situated on a premium in a small, quiet community! This farm style manufactured home showcases a modern kitchen with a large island that opens to a bright and spacious living room. You'll appreciate the space. Step inside to find an open concept layout with tons of storage, a split bedroom design for maximum privacy and primary bedroom features ensuite bathroom. The kitchen offers ample counter space perfect for meal prep. Close to lake.

Key facts

• Ample counter space
• Split bedroom design
• Large island

Tags

• MODERN KITCHEN
• LARGE ISLAND
• OPEN CONCEPT LAYOUT
• SPLIT BEDROOM DESIGN
• ENSUITE BATHROOM
• AMPLE COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $77k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $70k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 4.5% in Princeton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#969 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Princeton ISD (suburban): math 51% / reading 47% proficiency, ranked #188 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% FRL); Clark Middle (math 53% / reading 42%, grade C-, #408 of 1,662 statewide, top 25%, 707 students, 66% FRL); Princeton H S (math 52% / reading 54%, grade C-, #437 of 1,632 statewide, top 27%, 1,521 students, 57% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1410 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,979 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.72% ✓
• Cap rate: 23.74%
• Cash-on-cash: 62.31%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (median comp): $288,582
• List price: $76,900
• Delta: -73.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Twin View Ln	0.01mi	3/2.0 (-1)	1,225 (-5%)	21mo	$99,000	$81	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 57.8%
• Equity multiple: 3.45×
• Total profit: $52,657
• Equity at exit: $11,466

10-year hold

• IRR: 61.6%
• Equity multiple: 6.30×
• Total profit: $114,022
• Equity at exit: $6,649

Cash invested: $21,532 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 1410
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$403
• Tax est. 1.5%: −$96 /mo · $1,154/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $1,118

Break-even live

Break-even rent $673

Max offer price $76,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,171	-5% $1,145	+0% $1,118	+5% $1,091	+10% $1,065
Rent	-10% $953	-5% $1,036	+0% $1,118	+5% $1,200	+10% $1,283
Rate	-1.0pp $1,157	-0.5pp $1,138	base $1,118	+0.5pp $1,098	+1.0pp $1,078

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	6d	1	0.15mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	46d	1	0.15mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	46d	1	0.16mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	46d	1	0.19mi
5720 Rockrose Ln Princeton, TX	4.0	3.0	1500	$2,205	$1.47	7d	1	0.21mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	46d	1	0.21mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	26d	1	0.22mi
128 Honeysuckle St Princeton, TX	4.0	2.0	1675	$2,200	$1.31	21d	1	0.23mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	46d	1	0.24mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	23d	1	0.24mi
122 Lemongrass Dr Princeton, TX	4.0	2.0	1674	$1,955	$1.17	7d	1	0.25mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	46d	1	0.26mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	21d	1	0.32mi
5217 Rockrose Ln Princeton, TX	4.0	2.0	1627	$2,186	$1.34	24d	1	0.34mi
5217 Rockrose Ln Princeton, TX	4.0	2.0	1627	$1,700	$1.04	9d	1	0.34mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	46d	1	0.36mi
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	46d	1	0.40mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	15d	1	0.41mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,695	$1.14	1d	1	0.41mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,699	$1.15	1d	1	0.42mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	26d	1	0.43mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	7d	1	0.44mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	26d	1	0.44mi
404 Dewberry St Princeton, TX	4.0	2.0	1674	$1,850	$1.11	46d	1	0.46mi
411 Ashbrook Way Princeton, TX	4.0	2.0	1675	$1,995	$1.19	46d	1	0.46mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	7d	1	0.46mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	46d	1	0.49mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	6d	1	0.49mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	19d	1	0.49mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	9d	1	0.49mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	19d	1	0.53mi
5405 Lavender Dr Princeton, TX	3.0	2.0	1675	$1,900	$1.13	46d	1	0.55mi
5405 Lavender Dr Princeton, TX	3.0	2.0	1675	$1,900	$1.13	26d	1	0.55mi
525 Dashwood Dr Princeton, TX	3.0	2.0	1243	$1,700	$1.37	1d	1	0.59mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	46d	1	0.60mi
5119 Winterberry Dr Princeton, TX	4.0	2.0	1838	$2,135	$1.16	46d	1	0.61mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	7d	1	0.62mi
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	5d	1	0.65mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	19d	1	0.67mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	19d	1	0.71mi

Listing history 18 events

1. 2026-06-21
   days on market $76,900 Active 100 DOM
2. 2026-06-18
   days on market $76,900 Active 97 DOM
3. 2026-06-17
   days on market $76,900 Active 96 DOM
4. 2026-06-16
   days on market $76,900 Active 95 DOM
5. 2026-06-15
   days on market $76,900 Active 94 DOM
6. 2026-06-13
   days on market $76,900 Active 92 DOM
7. 2026-06-13
   days on market $76,900 Active 91 DOM
8. 2026-06-09
   days on market $76,900 Active 88 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    days on market $76,900 Active 87 DOM
11. 2026-06-07
    days on market $76,900 Active 86 DOM
12. 2026-06-04
    days on market $76,900 Active 83 DOM
13. 2026-06-03
    days on market $76,900 Active 82 DOM
14. 2026-06-02
    days on market $76,900 Active 81 DOM
15. 2026-06-01
    days on market $76,900 Active 80 DOM
16. 2026-05-31
    days on market $76,900 Active 79 DOM
17. 2026-04-08
    price $79,900 637-char remark

    Show marketing remark (637 chars)

    Mobile home does NOT include the land. Land lease is approx. $500 a month and includes lot lease, sewer and water depending on usage. Discover this 4-bedroom, 3-bath mobile home, built in 2021, situated on a premium in a small, quiet community! This farm style manufactured home showcases a modern kitchen with a large island that opens to a bright and spacious living room. You'll appreciate the space. Step inside to find an open concept layout with tons of storage, a split bedroom design for maximum privacy and primary bedroom features ensuite bathroom. The kitchen offers ample counter space perfect for meal prep. Close to lake.

18. 2026-03-13
    listed $85,000 Active 637-char remark

    Show marketing remark (637 chars)

    Mobile home does NOT include the land. Land lease is approx. $500 a month and includes lot lease, sewer and water depending on usage. Discover this 4-bedroom, 3-bath mobile home, built in 2021, situated on a premium in a small, quiet community! This farm style manufactured home showcases a modern kitchen with a large island that opens to a bright and spacious living room. You'll appreciate the space. Step inside to find an open concept layout with tons of storage, a split bedroom design for maximum privacy and primary bedroom features ensuite bathroom. The kitchen offers ample counter space perfect for meal prep. Close to lake.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,055
• − Mortgage interest: −$4,308
• − Property taxes: −$1,154
• − Insurance: −$384
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$2,237
• Taxable income: $12,963
• Est. tax owed @ 24.0%: −$3,111
• After-tax cash flow: $10,305/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This 2021 manufactured home is in excellent condition with a modern kitchen and spacious layout. It's located in a quiet community and is move-in ready with a land lease included in the monthly cost.

Value-add opportunities

• Both Land lease — Land lease is included in the monthly cost, which can be a significant cost-saver for tenants.
• Both Landscaping upgrade — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters.
• Both Addition of smart home features — Smart home features can increase the home's appeal and value, especially for younger buyers or renters.
• Both Painting exterior and interior — Fresh paint can make the home look newer and more appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Land lease — Land lease is included in the monthly cost, which can be a significant cost-saver for tenants. ↑
• Both Landscaping upgrade — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Addition of smart home features — Smart home features can increase the home's appeal and value, especially for younger buyers or renters. ↑
• Both Painting exterior and interior — Fresh paint can make the home look newer and more appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Princeton ISD
• NCES district ID: 4835850
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $54,827
• Composite: 42.44/100
• National rank: #3226
• State rank: #188 of 826 in TX

Livability — Princeton

• Score: 62/100
• State rank: #969
• US rank: #17215

Category grades

Amenities F Commute F Cost of living A Crime B Employment A+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin County · 1,159,394 people
• City population: 34,171
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,171
• Household income: $100,037
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 368.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 30% Black 17% Two or more races 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Romanian 1% Russian 1%
• Foreign-born: 15% · Canada, China, Mexico
• Languages at home: 70% English-only · Spanish 22% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.99%
• Current HPI: 238.9373
• Rent YoY: ▼ -1.02%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-6.0% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $79,900 NTREIS
• 2026-03-13 Listed $85,000 NTREIS